It is the finding of the Village Board that vacant buildings
are unsightly, unsafe, and have a negative effect on the community.
Unfortunately, many buildings, once vacant, remain that way for years.
The purpose of this chapter is to establish a program for identifying
and registering vacant buildings, to set forth the responsibilities
of owners of vacant buildings, and to speed the rehabilitation of
vacant buildings.
Unless otherwise expressly stated, the following terms will,
for the purpose of this chapter, have the meanings indicated in this
section:
EMERGENCY SITUATION
Where the condition of a building, structure, or any part
thereof is an imminent, immediate, and substantial danger to the health
or safety of occupants, emergency responders, and/or the general public.
Such conditions include, but are not limited to, fire hazards, falling
or dilapidated buildings, structures, or any part thereof, loss of
significant water, heat, ventilation, or a lack of sanitary conditions.
ENFORCEMENT OFFICER
Any duly authorized representative of the Village of Solvay
Code Enforcement Office.
OWNER
The person, persons, or entity shown to be the owner or owners
on the last available tax records of the Village of Solvay, those
identified as the owner or owners on a vacant building registration
form, a mortgagee in possession, a mortgagor in possession, assignee
of rents, receiver, executor, administrator, trustee, lessee, other
person, firm or corporation in control of the premises. Any such person
will have joint and several obligations for compliance with the provisions
of this chapter.
UNOCCUPIED
A building or portion thereof which lacks the habitual presence
of human beings who have a legal right to be on the premises, including
buildings ordered vacated by the Code Enforcement Office. In determining
whether a building is unoccupied, the Code Enforcement Office may
consider these factors, among others:
A.
Whether lawful residential or business activity has ceased;
B.
The percentage of the overall square footage of the occupied
to unoccupied space or the overall number of occupied and unoccupied
units;
C.
The building is substantially devoid of contents or the minimal
value of fixtures or personal property in the building;
D.
The building lack utility services;
E.
The building is subject to a foreclosure action;
F.
Duration of vacancy; and/or
G.
The presence or reoccurrence of code violations.
UNSECURED
A building or portion of a building which is open to entry
by unauthorized persons without the use of tools or ladders.
VACANT BUILDING
A building, a portion of a building, or a structure which
is any one or more of the below:
A.
Unoccupied and unsecured;
B.
Unoccupied and secured by other than normal means;
C.
Unoccupied and an unsafe building as determined by the Code
Enforcement Office;
D.
Unoccupied and the Code Enforcement Office has issued an order
to correct code violations;
F.
Unoccupied for a period over 30 days.
A building which has suffered fire damage or damage caused by
extreme weather conditions shall be exempt from the registration requirement
for a period of 90 days after the date of the fire or extreme weather
event if the property owner submits a request for exemption in writing
to the Code Enforcement Office. This request shall include the following
information supplied by the owner:
A. A description of the premises.
B. The reason for an exemption.
C. The names and addresses of the owner or owners; a post office box
is not acceptable.
D. A statement of intent to repair and reoccupy the building in an expedient
manner, or the intent to demolish the building.
By registering a vacant building, an owner consents to the Code
Enforcement Office inspecting the premises for the purpose of enforcing
and assuring compliance with the provisions of this chapter. Upon
the request of the Code Enforcement Office, an owner shall provide
access to the interior of a vacant building in order to permit a complete
inspection. Nothing contained herein, however, shall diminish the
owner's right to insist upon the procurement of a search warrant
from a court of competent jurisdiction by the Code Enforcement Office
in order to enable such inspection, and the Code Enforcement Office
shall be required to obtain a search warrant whenever an owner refuses
to permit a warrantless inspection of the premises after having been
advised of his or her constitutional right to refuse entry without
same. In the case of an emergency this section shall not apply.
Once a year, the Code Enforcement Office shall send to the Village
Board a list of all buildings in the Village declared vacant under
the provisions of this chapter, as well as a list of all previously
declared vacant buildings which are no longer subject to the provisions
of this chapter. This information may be published on the Village's
website.
Any person violating any provision of Chapter
159A, including the failure to register or providing false information to the Code Enforcement Office, shall be subject to the following fines:
A. Such person shall be subject to a fine of $1,000 or imprisonment
not exceeding six months, or both such fine and imprisonment.
B. The term "person," as used in this chapter, shall include the owner,
occupant, mortgagee or vendee in possession, assignee of rents, receiver,
executor, administrator, trustee, lessee, agent or any other person,
firm or corporation directly or indirectly in control of the building
or part thereof.
C. Each day of violation will be deemed to constitute a separate offense.
D. Fines levied will constitute civil forfeitures to the Village of
Solvay.